Zillow Advice RSS: Guide,Home Selling,

Photo Uploading Tips

Thu, 15 Oct 2009 23:32:00 GMT

Uploading photos of homes on Zillow is easy. Also, it's the #1 request buyers make when searching for homes for sale.

Owners: Upload photos to customize your home details page.

Agents: Upload a photo of yourself for your profile. It will also be displayed whenever you post a home for sale.

Learn more about taking photos of your house.

What our photo upload feature supports

Currently, our photo upload feature supports a number of image formats, including JPG, GIF, BMP, FPX, PNG, PSD, and TIF. (Note: LAB color space is not supported.) Only photos smaller than 5MB can be uploaded. It's not likely that you will face this limitation since most consumer-level digital cameras produce photos in the 1-3 MB range. Even if you're not trying to upload large photos, read on for tips to reduce the photo upload time on Zillow.

Preferred sizes and formats by feature

Home Details page:

The maximum dimensions allowed for the image is w500 x h375 pixels.

Profiles:

The optimal dimensions for the image is w75 x h100 pixels.
The best aspect ratio is 4:3 (height:width).

Showcase Ads:

The maximum dimensions allowed for the image is w140 x h70 pixels.
The best aspect ratio for a Showcase Ads image is 2:1 (width:height). This will fill up the image space in the ad most effectively.
The largest file size that can be uploaded is 5 MB.
To upload a photo, you must have all necessary rights to use the photo in this way, and to grant Zillow the rights in the Showcase Ads terms.
All photos and images must conform to Zillow's ad content guidelines.

Tips on how to make your photos smaller

One of the best ways to reduce the size of your photos is to resize them. While Microsoft Windows does not provide a direct way to resize your photos, there are many different tools you can use. Some might be on your computer already! Here are some suggestions:

If you have Microsoft Office 2003 installed, you probably also have Microsoft Office Photo Manager installed. (It comes with Office, and is installed as part of a standard installation.) It's in your "Program Files," under "Microsoft Office," then "Microsoft Office Tools."
If you own a digital camera, it probably came with software that can be used to resize your photos. Check your camera's documentation for details.
If you're running Microsoft Windows XP, you can download and install Microsoft's PowerToys for free. PowerToys contains a number of useful system tools, including the ability to resize a photo from the right-click menu.
Google's Picasa is a free tool for organizing, editing, and sharing your photos. Picasa can also help you resize your photos.
Another popular free tool for manipulating photos is IrfanView. This tool has batch processing for resizing multiple photos.
If you don't want to install any new software on your computer, there are several Web sites that will resize your photos for you, including resizepic.com, shrinkpictures.com, and resize2mail.com. Typically, you upload your photo and select a new photo size. The resized photo is displayed in your Web browser, where you can save it back to your computer.
For Mac users, we suggest you review this Easy resizing tutorial.

1 reply

How to Pre-Market a Home

Thu, 15 Oct 2009 23:32:00 GMT

Remember the old joke about how to spread the latest news? By telephone, by telegraph, or by telling the neighborhood gossip.

Though the technology has changed, the idea of spreading the news that your home is for sale through both technological means and by plain old talking is still excellent advice. Even before you list your home or plant a For Sale sign in your front yard, tell everyone you know that your house is for sale.

Tell friends, neighbors, work colleagues, relatives, acquaintances at your church or health club, and your carpool pals. E-mail everyone. And be especially sure to tell the key people who get out and about and like to chat. They may end up selling your home for you even before your first open house!

The Neighbor Factor

Neighbors are often extremely helpful when it comes to pre-marketing your home. They may have friends or relatives who've always wanted to live in your neighborhood if only they could find the right house. Consider holding an informal open house for your neighbors. Make up an attractive, informative, one-page flier with a photo of your house and the date and time of a casual open house, and put one under every doormat for three or four square blocks. Though you probably don't have to do a basement-to-attic, spit-and-polish clean-up for this informal open house, the house should be reasonably neat, clean, and inviting. (No dogs tied to the front porch or kitty litter boxes in the kitchen.)

And you can't be coy about the sales price. You must by now have a clear idea of what you're going to ask for your home based on your research of the market. Be sure to include the sales price on the flier. Along with location, the sales price is a would-be buyer's single biggest question about your home. Save everyone time by being upfront about it. You're proud of the place. No need to beat around the bush about the price.

Some Other Avenues

You could put up your own For Sale sign, even if it's not the one an agent will ultimately put up for you. Lots of house hunters literally spend their weekends driving through neighborhoods they like looking for For Sale signs. Be sure to always include a phone number on the For Sale sign.

Have a talent for working with computers? Especially if you are trying to sell your home yourself, consider making a Web site about your home. (If you are working with a licensed real estate agent they will likely create a site for your home to add to their site.) There are many easily downloadable software programs that let you create your own simple Web site. You can include photos inside and out, along with the usual specific information about size of the rooms, age of the home, and amenities such as nearby parks or schools. If you create a Web site you should include its URL on the For Sale sign in your front yard.

And when you put ads in the local newspaper classifieds or list the home on sites such as Zillow.com, Craigslist, or Google Base, you should also include the url to your home's Web page. In today's Web-savvy world, many homes are bought and sold off of classified ad-style Web sites. It can't hurt to try them, and real estate agents themselves are increasingly using them to market their clients' homes.

If you work at a company that employs more than a few dozen people there's likely to be an in-house, online bulletin board or employee publication. List your house there. At big companies employee classifieds are excellent tools for buying and selling everything from kids' bicycles to homes.

A new way to test the waters is to put your house on Zillow with a Make Me Move price. The MMM price could be the real price you think your home will sell for, or it could be a price you dream it would sell for! You can see what happens - without any commitment because the contact between the seller and potential buyers is anonymous. If you don't hear from serious buyers, you can go ahead and post your home as for sale.

Pre-Marketing Checklist

1. If you are working with a real estate agent, be sure she knows you are doing a little pre-marketing yourself. Go over your program with her. She will likely be thrilled you're taking the initiative since it will save her time and make her job easier.

2. If the idea is that you are testing the waters before hiring an agent, be ready to accommodate offers - it just might happen! And you might have some idea of what agent you'd like to use - in case you want help with the negotiating or closing. In other words, be prepared for success!

3. Blab about your home. Tell everyone, even people who appear to have no interest in real estate. They may know someone who does.

4. Consider holding a neighborhood open house and have a flier ready to hand to anyone who comes. Remember, the flier will likely be passed off to your neighbor's friends or relatives who are house hunting, so be sure to include specifics about your home such as age, size of rooms, square footage, yard size, and other amenities. You should also add brief information about the neighborhood schools, such as their names and where they're located; nearby parks; nearby bicycle or jogging trails; and other amenities such as beaches or public swimming pools. If you've had the home inspected recently, and assuming the inspector found your home in good repair, mention that too. Some homeowners create an entire scrapbook of this type of information.

Your Home Appraisal Whats the Big Deal?

Wed, 03 Dec 2008 01:32:00 GMT

The vast majority of home mortgage transactions will require your lender to obtain an appraisal. A healthy appraisal is a key factor in the mortgage lending process and can kill a transaction as fast as a 300 credit score.

Think about why this is true. A good appraisal is the best reassurance that the lender won’t lose its pants on the transaction. If the borrower defaults, the lender still has a marketable property that can be sold to recoup its losses. All of which makes it understandable why lenders are so picky about appraisals. And with recent changes in the industry, the focus by lenders to obtain good appraisals is at the forefront.

Appraisals typically cost anywhere from $350 to $400. However, if the house is gigantic, multi-unit or in the boondocks, it could run more. The cost varies on property type, location and square footage.

The most common type of appraisal is the Uniform Residential Appraisal Report (URAR). It consists of interior and exterior photos and sometimes (depending on the age of the home), a complete cost breakdown of the property and comps (comparison sales of homes nearby that meet the proper criteria). These comps help determine the “market” approach. Each comp sale is adjusted in value when stacked against the home being evaluated (the one you’re buying or refinancing). Usually you will see a comp below the value of your home, in line with the value of your home, and a third above the value of your home. Kind of like the three bears. But if the valuation gets tricky, you can see fourth, fifth and sixth comps. The net value of the comps is estimated based upon the approaches used to come up with the appraised value of your property (meaning the appraiser performs some type of calculation that’s kind of like an average, but not necessarily a true average. Confused yet?)

URARs also, typically but not always, reflect a cost approach, which determines what the value would be based upon what is estimated it would cost to rebuild the home, less depreciation. The final estimated value of the home is then determined by using a melding of the market approach described above and cost approach (if applicable).

Lori Babb, Staff Appraiser for Mortgage Investors Group of Knoxville, TN, further explains comparables. “The best comparables are those similar in size, style (ranch, basement rancher, 2 story, etc.), age, and are close in proximity to the dwelling being appraised,” she explains. “Unique properties will typically require more adjustments than the average properties.”

So, say you’re Bill Gates and want to secure a mortgage on a $200,000 home He’s got the best credit profile a lender could imagine, yet the house appraises for $175,000. Deal or no deal? You better believe it’s no deal. The sales price will have to be lowered, or Mr. Gates will just have to pay cash for his new home (you think he can afford it?). The point is, your average Joe won’t go ahead with the deal without a price adjustment, and he will be obligated to pay for the appraisal regardless of the outcome of value.

Dan Tyrell, principal of Knoxville area’s Tyrell Appraisal Service, Inc., has this comment about value, “When determining value of a single family house, beauty is more than ‘skin deep’. Fresh paint, new carpet, new appliances, and nice landscaping all enhance the marketability of a house. Not so obvious items also impact the appraised value of a house. For instance older houses that have replaced plumbing/electrical systems, updated HVAC systems, newer roofs, replacement windows, etc. lower the effective age of the property which in turn increases the appraised value.”

There are other types of appraisals that are not as common, like an Automated Valuation Model (or AVM). In this case, different factors combine to ensure the value of the home (it’s worth $200K, but your loan amount is only $100K) and your unbelievable credit worthiness (800 credit score!), allowing you to skip purchasing a typical appraisal. You may also only be required to get a “drive by” appraisal, where the appraiser just inspects the exterior of the subject for size, looks at the lot and makes you wonder who that person standing by your mailbox is.

Most lenders control what appraiser is used to determine the value of your home. After all, it’s their money on the line. The appraisal is such an important factor to the mortgage transaction – make sure you’re satisfied with the results. Your lender will make sure it is satisfied!

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How To Stage A Home For Sale

Wed, 03 Dec 2008 01:24:00 GMT

Staging your home for sale is very important if you want to sell it quickly and get more of your money in a slow housing market. Home staging is not decorating. The idea of staging home is to make your home look like more valuable and more likable for buyers. It does not need a lot of money to do it. A little effort with very small amount of the money can bring back a very good return. Some said it could raise your selling price 5 to 20%.

Here are some tips on how to stage your home for sale:

1. Clean your front yard, mow the lawn, and grow some flowers or set out some plants. This will not cost you much. What your potential buyers can see first is the front yard. The first impression is very important to make buyer wants to get into the house to see more.

2. Clean the front door. Paint and fix it if needed. This is the second thing a buyer will see before the buyer gets into your home.

3. Let the light into each room. Always leave the curtains and blinds wide open.

4. Put nice air fresher to make the home smell nice. Place the air fresher in each room. Do not forget to replace the air filters. A bad smell will definitely turn your buyer off.

5. Remove all the junk and unwanted items from each room including closet. De-clutter your house. Clutter makes your house much smaller.

6. Steam-wash your carpet and keep the house clean.

7. Clean each room. Nothing will be worse than a filthy bathroom and dirty kitchen.

8. Pay close attention to your kitchen. Some very small changes can make the kitchen make nicer, for example, such as replacing the counter with a new one. It doesn't cost too much, but it definitely will make the house worth much more. Other small things you can do that will not cost too much include replacing an old sink and faucet and maybe add new hardware to the cabinets.

9. Remove all the family pictures from your house so the buyer can imagine this home as his/hers, not yours.

10. Fix up your bedroom. Put away your clothes, remove clothes from an overstuffed closet and make sure all of your personal belongings are put away.

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How To Stage A Home

Wed, 03 Dec 2008 01:19:00 GMT

Here are three important components of staging a home:

1. Use great photos for your online listing

More than 90% of homebuyers and 100% of buyer agents go online to search for homes to buy. Prospective homebuyers and buyer agents usually see your home online first before they go to view your home. If they don’t like your home when they see it online, the chance is that they’ll never take the trip to your home. It makes great sense to present your home nicely online to attract your potential homebuyers and to make them feel like to take the trip to your home.

Create appealing online home photo galleries become so important parts of home staging. Leave them out, you lose at least of half of the home staging results.

If you’re not good at photographing, ask one of your friends to do it for you, preferably using a wide angle camera lens. A 24 mm lens takes much better interior photos than a 35 mm lens.

If none of your friends can do it well, spend $100 dollars or so to hire a professional photographer to do it. It is well worth it.

2. Edit the photos

Pay great attention to this, especially for brightness and color tone. Have you ever seen a white wall turn blue in a photo, or a warm-colored room shift to a cold tone? Edit those back to normal. Also, feature the nicest parts of your home in your photos.

3. Create appealing online home photo galleries

First, make sure that the file size and format are right and the photos don’t load too slowly. If your photos take too much time to upload, most online users don’t have the patience to wait and they'll leave to look for other links.

Most websites have instructions on how to load your photos. So, read the instructions before you upload your photos.

Make sure that every desirable part of the home show up nicely.

Then it's time to organize the photos in a logical sequence, ideally starting and ending with the outside, and in between following the natural flow a touring buyer would typically take.

After you finish uploading, ask your friends to take a look at the photos from other computers and give you their feedback, and make neccesary changes as needed.

If you are good at video, you can also do the virtual video tour online. That is even better.

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How to Sell Your Home in a Slowing Market

Wed, 03 Dec 2008 01:10:00 GMT

As the market begins to slow, it is essential to know what it takes to sell a home. Rare is the occasion when sellers have multiple offers the first day on the market, though it can still happen. In this market, sellers need to work harder than ever to ensure their home is getting the amount of exposure they desire, and also to be prepared to wait for an offer to come their way. Here are some tips from local real estate agents who consistently outperform the market:

De-clutter and De-personalize your home: Look at your home through the eyes of a prospective buyer. Would you be interested in seeing somebody's wedding photos and kid's baseball picture? Or would you like to see how the space can be used and picture your belongings in the home? Removing the clutter opens up spaces such as countertops and shelving and lets the buyer use their imagination. Be strategic with your furniture. Pieces in corners tend to make rooms feel smaller.

Have your home ready before placing it on the market: Walk the home with your agent prior to listing it on the market and make a punch list of things to be done before it hits the MLS. Research shows the activity of a house spikes when it is first listed, so it needs to be ready for that initial surge. If the home is not ready, most of those buyers will not be back to view it when it finally is. That's why it is essential to put your best foot forward from the get go. Remember, first impressions are typically lasting ones.

Consider staging your home if you are moving before it sells: A vacant home can feel cold and hollow to prospective buyers. Staging companies can add furnishings to homes to help add warmth and color for a reasonable fee. By placing furniture in your house you are showing buyers how space can be used and giving it a homey feel while still allowing them to picture how their belongings would look. The cost of staging a home is usually less than your first price reduction, and can be an effective tool in selling your home. As an added bonus, furniture helps hide blemishes in carpeting and on the walls.

Have your home inspected before placing it on the market: Pre-inspections are becoming more and more popular with today's sellers. For a fee of around $300-$500, a licensed inspector will evaluate your home's major systems (electrical, plumbing, heating, cooling, roof, etc). By having this prior knowledge, sellers have the chance to make repairs or modifications on their own terms and can alleviate any issues that may come up during a buyers inspection. Nobody's home is perfect, yet sellers are often blindsided by demands for costly repairs they didn't anticipate on systems they have never had issues with. Often times they feel stuck after possibly agreeing on a purchase price of less than they originally asked, then after having their home off the open market for 10-20 days once it's under contract being asked to make costly repairs or reduce the price even more. On the positive side, if systems show up as being in good working order after a pre-inspection, sellers can use this information as a marketing tool.

Hire an experienced real estate agent: Do you feel comfortable being somebody's guinea pig? That's exactly how you'll feel if you make the wrong choice when selecting your agent. An experienced agent will have the knowledge necessary to give you the most leverage in the market. They will have performed enough transactions to anticipate any problems that may arise and know what it takes to sell a home in the most competitive of markets. Ask your agent questions such as how many transactions they performed last year, what their average time on the market was, what their sales price to list price ratios look like, and also for a list of references from past clients. If an agent is unable to answer these questions to your satisfaction, keep looking. Your home is too important to be somebody's "learning" experience.

Price your home to sell: No matter what steps and precautions you take when selling your home, if it is overpriced it will not sell! Partner with your agent as much as possible when determining the price of your home and be realistic when setting the sales price. Sellers who actively participate in researching comps usually have better luck in moving their homes. An agent can show them how they come up with a price based off of prior sales and active listings and by being involved, sellers get a better feel for the marketplace. Ask to meet with your agent at his/her office so you can view history on the MLS with them. Overpricing on purpose and then counting on settling for the "real" price is setting yourself up for failure.

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How to Negotiate with a Listing Agent

Wed, 03 Dec 2008 00:57:00 GMT

"In business, you don’t get what you deserve; you get what you negotiate."
                            – Chester Karrass*

"You can’t always get what you want, but sometimes you get what you need."
                            – Mick Jagger & Keith Richards

"Let every eye negotiate for itself, and trust no agent."
                            – William Shakespeare

It’s a safe bet that none of the above were talking about real estate — and Shakespeare certainly wasn’t dissing real estate agents — but their comments are worth remembering when you’re ready to sell your home. That’s because of one universal but seldom-mentioned fact: When it comes to real estate contracts, everything is negotiable.

Including commissions. That’s right, the 5–7 percent commission that has been the bedrock of the residential real estate industry is not cast in stone. And while your agent may have completely valid reasons to charge a full commission, you’re equally entitled to request a break.

But you can’t just ask for it — you have to back up your request with reasons why a discount is warranted. And, it turns out, there are several situations where requesting a discount isn’t just reasonable, but also reasonably justified:

Your home commands a mega-mansion price. Even at 5 percent, a million-dollar home brings in a commission of $50,000, which is nothing to sneeze at.

Your agent also represents the buyer. Your agent won’t have to split the commission with anyone, so she might accept a lower percentage.

Your home sells within the first week of listing. A quick sale involves less work than a slow one, so request a clause stipulating a discount for near-instant sales.

You perform some of the services ( pricing, providing photography, showing the home, etc. That’s worth something .

You’re willing to have the agent handle the purchase of your next home. Two transactions, two commissions — there’s no harm in asking for a discount on both.

You’re in a red-hot real estate market that has swelled the ranks of local real estate agents. More competition may be bad for their business, but it’s good for you.

Clearly, there’s some wiggle room, and if one or more of the above apply, it’s not unreasonable to request a discount of 1–2 percent on the commission. On a $400,000 home, that puts an extra $4,000–$8,000 in your pocket.

Remember, though, that these are not demands, but rather, points that are worth raising. Your real estate agent may agree to some, counter others, or even suggest alternative arrangements. It’s not an argument or a battle of wills. It’s a negotiation.

Coming to Terms

And commissions are not the only issue. When considering signing a listing contract with an agent, consider the following:

Length of contract: Some contracts require a six-month, exclusive listing. In all but the slowest markets, a well-marketed house should sell before then. Request a shorter listing, say, 60–90 days.

Post-listing-period sales: Some agents stipulate that if they deliver a buyer after the listing period expires, you’ll still owe a full commission. Request that this “protection-period” clause be stricken or shortened.

Hidden fees: Read the fine print to spot any additional fees for specific services, such as “administration” or “document preparation.”

Payment: Don’t sign a contract that requires payment when a buyer is delivered. If the deal falls through, you may still be on the hook for the commission. Stipulate that payment will be made out of closing proceeds.

Conflict resolution: All listing contracts should specify how conflicts will be resolved. Binding arbitration is quicker and less expensive than going to court. However, you also give up the right to hire a lawyer and pursue a civil suit.

The time to discuss these issues, of course, is before you sign — and make sure you get everything in writing. (No verbal agreements allowed!) Selling a home is stressful enough without the added hassle of resolving conflicts when things don’t work out.

Also, be aware of the types of listing agreements: Under an exclusive agency agreement between a home seller and an agent, sellers retain the right to sell their property themselves without paying a commission if the agent is not involved in the sale. The more common listing agreement is exclusive right to sell, which provides that the listing broker is guaranteed a commission.

The Downside of Discounts

It may sound counter-intuitive, but discounts don’t always provide the better deal. For example, is the agent you intend to work with able to provide discounts by being more efficient or by giving buyer’s agents a lower split? If it’s the latter, some buyer’s agents may decide it’s not worth their time to show your home, which means potential buyers won’t see it, either.

Think of it this way: You’re a buyer’s agent with a couple of $300,000 homes you think your client might like. You’ll earn a 3.5 percent commission ($10,500) on one, 2 percent ($6,000) on the other. Which one would you show first?

Tiered Pricing

Another idea for negotiating a contract might be a pay-for-performance approach, sometimes called tiered pricing. It can work various ways, but generally the agreement is for an hourly rate to be paid the seller's agent; an agreement on a flat fee to be paid a buyer's agent (e.g., 2 percent); and some incentive. For example, for selling the house above the listing price, the agent could get 5 percent of that bonus amount. The idea is that the agent will be less inclined to accept just any offer, and more inclined to get you more for your house.

This might work best for high-priced homes, but the moral is that it pays to be creative.

Don’t Count on a Discount

Given the ongoing changes in the real estate industry, it’s unlikely that discounted commissions will ever go away entirely. They may, however, get harder to come by.

In early 2006, for example, the nation’s red-hot housing market began showing signs of cooling. When that happens, individual homes typically take longer to sell. That not only raises agent expenses (more advertising, more showings, etc.), but also increases the need for savvier marketing. A successful agent (i.e., one who can deliver the goods in tough times), may be disinclined to discount.

*Dr. Charles Karrass is an expert in effective negotiating and runs negotiating seminars.

How to Hire an Accredited Stager

Tue, 02 Dec 2008 23:23:00 GMT

If you run a search on Craigslist for "staging" under real estate services, several pages worth of stagers pop out. All of them promise to sell your home faster and for more. Are they going to fullfill their promises? How do you know? Do you dare to use your equity to gamble on a stager you randomly found on the Web?

Here are 5 tips to hire a qualified stager:

Ask for qualifications. But don't mistake this with the letters behind this person's name on his/her business card as qualifications. When I was working as a Realtor, although I have passed my exams, taken my GRI and e-PRO courses, it didn't mean anything until I was out on the field. What I mean by qualifications is how much work has this person done in the staging industry?

Ask to see resume, portfolio, past before & after pictures (make sure they are done by him/her, not some stock photos from some website. Usually a good way is "Oh, tell me about the story behind this picture!"), or certifications and continue educations if this is important to you.
Ask for their professional policies. As a professional, for example, if you are a bank teller, there are certain procedures to follow when a customer shows up at your window with a wad of cash in their hands, right? If a customer is doing something inappropriate, such as depositing someone else's check into his/her account, there are certain protocols to follow, correct? Similarly with running a small business, which is what most of the stagers' businesses are. You want to do business with someone who has strong ethics and professional policies because these reflect on his /hers professionalism, as well as how serious they will take your job. When your potential stager comes over for a consultation (many do charge a fee for coming out and many don't), observe what he or she does and his/hers working style. Is he/she listening to your needs? Respectful? Willing to work with you?
Do searches on the internet on the stager or his/hers firm. This is the NEW age of real estate. A web presence is VERY important. If your staging professionals do not even have a website, don't even think about hiring them. In a 2005 National Association of Realtors study, 79% of buyers now shop on internet first, and that number is rapidly growing. If your stager writes a blog, that is a bonus, read a few entries to get a feel of how this person works and how credible this person is.
You have specific needs, since every home is different, but is your stager listening to you or just trying to sell you the most expensive option? Expensive does not equal to good work, nor does cheap means awesome. Staging is an investment. It's not money wasted. Sometimes, you will find stagers who are economical and good (at that point, please thank your lucky stars). Don't determine on hiring someone based on price. Price does not mean anything really. A good stager WILL work with your budget. (But of course be reasonable, you can't really have champagne taste on beer budget.)

There are a few different ways stagers determine how much they charge. Some, like me, does it based on how much time, work, assistance and materials I need for the job. Some based on Listing Price, which is the main reason why you see $30,000 price tag on a multi-million dollar homes. Some does it per square footage. In San Francisco bay area, there are quite a few price points. You will expect higher pricing in SF in general, and very competitive pricing in San Jose area. I have heard that it will be tough! if you can get $1.10 per square footage, since it is extremely competitive down there. (Which I concur. I did a consultation in San Jose, the Listing Agent handed me her business card. It says "List your home with me for 1.5%, or let me represent you as a buyer for 1%. List a home at 1.5%? How does she make any money between all the marketing costs, MLS fees, ads, etc.?! Or represent for 1%? Just think about all the gas she spends to drive customers around make me shudder. Typically now agents show about 80 homes before someone buys one.)

If you ask your stager "How do you charge?" They probably will not tell you. BUT, they will tell you how they work. Find out what will they do in your home? You may spend $1000 on a staging job, but the stager may skim on furnishings & accessories just to get your business, comparing to a $3000 stager who will do the job right. So use your best judgment and look at their portfolio.
Don't take it personally. If you do, you won't survive the Open House. Stagers may make recommendations that offend you because you feel that your taste in home decorating has been totally dismissed. BUT, staging is about appealing your home to a broad range of buyers. You may have an impressive collection of neon green hunchback trolls, but it is much more difficult to find buyers who like neon green hunchback trolls than finding buyers who like no neon green hunchback trolls (even though they are very very rare) in their homes. Usually when a buyer enters a home that has such strong personality, they are blindsided. If they are online, they will immediately exit your listing site and jumps to the next one (just think back when you are online shopping). If they are at open houses, they will walk out the door immediately and go to the next one. It doesn't matter if you have smashing view and great floor plan, they will not be able to see themselves live in that home.

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How Hiccups Affect Sales

Tue, 02 Dec 2008 22:33:00 GMT

Can you imagine a speaker about to address an audience and then having the hiccups? With such a beginning, it will be difficult for the audience to focus on what the speaker has to say!

Now imagine your house "on stage" as the speaker. Upon first impression, your house should appear flawless to its "audience" (your buyer). No peeling paint or decaying wood. No debris in the yard. And no clutter once the buyer enters the house. (Even the closets and cupboards should be orderly and neat.)

Remember: your house is "on stage," and the "audience" is looking forward to a quality presentation. Any distraction will alter the buyer's focus and create concern in the buyer's mind, thus diminishing the prospect of a ready sale!

How Condo Hotels Are Sold

Tue, 02 Dec 2008 22:28:00 GMT

Most condo hotels are initially sold pre-construction and through a reservation process. A reservation generally consists of signing an agreement stating that you have an interest in learning more about the opportunity. A reservation secures you the opportunity to attend a sales event and make a purchase if you choose to do so.

Most reservations require a fully refundable $5,000 deposit. By and large, you cannot attend the sales event if you do not have a reservation. If you choose to make a purchase at the sales event, you generally put down a 10% deposit to secure the property.

A majority of the 4 and 5 star condo hotels sell out in the pre-construction phase. Typically, branded condo hotels sell out the first day that they are made available for purchase. Some of the most recent examples of one-day sellouts are Trump Waikiki and the Hard Rock Hotel San Diego. Trump Waikiki sold over $700 million in real estate in the first 9 hours they were made available. Hard Rock Hotel San Diego sold over $300 million in the first 12 hours that they were made available. Needless to say, many persons were not able to purchase. Only those who put in reservations at the early stage of the development had the opportunity to make a purchase.

A common question is whether you can double escrow a condo hotel. Some developers will allow this, but most do not. In fact, most developers have it expressly written in the contract that if you open escrow on a property you must wait until you close before you will have the opportunity to put it on the market.

Once escrow has closed and an owner wishes to resell their property, they have all of the options available to them that they would if they were selling traditional real estate. They can either try to sell it themselves or use an agent who works for Coldwell Banker, Century 21, or anyone else for that matter. But, there’s an even better option.

As is often the case with higher end branded condo hotels, most will have a sales office in the hotel lobby or onsite to assist owners in reselling their property. This is almost always the smartest way to go about reselling a condo hotel and it’s wise to take advantage of this resource. The thousands and thousands of hotels guests staying at the hotel on a monthly basis are all prospective buyers and they’ll walk right by the sales office each visit. You couldn’t ask for a more targeted amount of high volume foot traffic.

Extra Reading:

Typical Costs of Purchasing a Condo Hotel Unit

Introduction to Condo Hotels

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Homebuyers to Avoid at All Costs

Mon, 01 Dec 2008 22:12:00 GMT

Today’s real estate market is different for all, including luxury home sellers and their agents.

Though multiple offers have returned on a selected basis in the San Diego and Manhatttan real estate markets (well-priced, well-located and well-appointed homes), it is still a buyer’s market. And with many buyers returning to these markets, sellers and their agents need to be wary of certain types of home buyers.

Michael Corbett, author of Find It, Fix It, Flip It! and the new Ready, Set, Sold! guide to selling a home figures that buyers fall into one of three categories:

Dream home buyers (will probably pay close to full price)
Buyers looking for a great home at a fair price (will want to negotiate)
Buyers scouring the market for the next or best bargain (may focus on fixer-uppers at basement prices)

These are normal buyers for most markets, and cause no reason for alarm. But Corbett warns against the following types of home buyers:

The Zero-Down Buyer. Most lenders no longer make these loans, and even if you can find one that does, your property may have a difficult time appraising for the price you are asking.
The Bully Buyer. These are buyers both sellers and agents should avoid. These buyers will flood the seller with repair requests—very often with the initial offer. The property inspection process will be torture and the resulting requests for repairs a nightmare. Corbett’s advice? Move on! “This bully approach is a prelude to endless negotiations, and his or her trying to obtain concessions by nitpicking on the disclosure and inspection.”
The Sight-Unseen Buyer. Corbett warns that this buyer is likely to be one who just wants to tie up your home and have you take it off the market until he or she decides whether to go through with the purchase or not. It can also be a warning signal of mortgage fraud, especially if 100 percent financing and/or cash-back is involved.

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Home Sellers' Fearbusters

Mon, 01 Dec 2008 22:09:00 GMT

Everyone has that moment when the whole process of selling seems overwhelming. And that’s when you lie awake at night and the fears replay themselves in your head. But there’s help from the Fearbusters! Here’s a list of common fears of the seller, and solutions.

Fear: I'll sell my house for too little because I priced it too low.
Fearbuster: You can price your house fairly and do it with confidence. The basic rule is your asking price should be within 10 percent of the average sold price in your neighborhood. Factor in your home’s condition to adjust the price higher or lower from that starting point. And get three Comparative Market Analyses from agents.

Fear: There are so many real estate agents out there, and they all claim to be super salespeople! What if the agent I decide to list my home with turns out to be a slick wheeler-dealer who’s all talk and no action?
Fearbuster: Counter with your own two-step plan of talk and action: Get on the phone and ask about showings, inquiries, Web hits, etc. If that doesn’t bring satisfactory results, let them know you’ll terminate or not renew the listing. That should get their attention.

Fear: People at an open house will go through my personal things, perhaps even my drawers — and they may steal things!
Fearbuster: Yes, people at open houses will open drawers. If there’s something you don’t want them to see — perhaps the adults-only underwear you bought your wife last Valentine’s Day — store it somewhere else. Also, though it rarely happens, con artists do sometimes go to open houses with the express purpose of stealing. Own a couple of antique Chinese vases? Don’t leave them on the mantle during the open house!

Fear: My house will languish on the market for months without a nibble, and I’ll have to suffer through multiple open houses to drum up interest.
Fearbuster: If you price your home right and keep your house neat, clean, and available for viewing to agents and buyers, you’ll get offers.

Fear: Now that I’ve invested so much time and energy in getting my home on the market, I’m losing sleep. I’m afraid I won’t know enough to stay out of legal trouble.
Fearbuster: You need your sleep. Before you negotiate with buyers and before you sign anything, make sure you have a professional — an attorney or real estate agent — on your side. Even if you feel like you can negotiate successfully, it doesn’t hurt to have that second pair of eyes.

Fear: What if the inspection reveals that termites have chomped their way through all the support beams and my house is about to collapse? This sale will fall through and I won’t be able to buy my new house, which is scheduled to close next week!
Fearbuster: Remember how smart you were. You avoided any last-minute inspection surprises by hiring your own inspector before you even listed your house for sale. He found nothing major and you already completed minor repairs. And if the fridge quits before you close, it’s no big deal. You’ll have enough money to replace it.

Home Pricing Strategies

Mon, 01 Dec 2008 21:57:00 GMT

Review Comparables

After the landscape, comparables play the biggest role in setting the price. Considered part art, part science, “comps” are regarded as the single-best tool in determining a home's value. There are some tricks determining which comps are the best; see the article on Picking the Best Comps for help. You can view comps on your property or anyone else’s on Zillow.com, simply by entering an address.

Look at Unsold Homes

Homes on the market that haven’t sold yet are also a consideration, although not a strong one, since it’s unproven whether the house will bring the money it’s asking. But, look at the active competition. Find a home most similar to yours and find out how many days it has been on the market . If the house has been sitting for a while (more than 30 days), you will see the market is not convinced that is the correct price for that home. Once you see the “Sold” sign, find out how much above or below the list price it sold for. This will give you a good idea of how the market is behaving and how aggressive you can be in setting a price.

Use Square Foot Pricing

Some neighborhoods are a mixed bag of architecture, style, and size, which means if you can’t find another home similar to yours, you can use square foot pricing. How? Take 3?5 homes as similar to yours as possible, add up the square footage, and divide by the number of homes. This will give you an average per square foot for your comps. Then, add up the sold price of each home, divide by the number of homes to get the average. Lastly, divide the average sold price by the average square foot to get the average price per square foot. Once you have the average price per square foot, multiply it by your home’s square footage. This is just anot her tool to help you price your home.

Example:

Step 1: Find the average sq. ft. of comps

Home 1 -- 1,950 square feet
Home 2 -- 2,400 square feet
Home 3 -- 1,800 square feet
Home 4 -- 2,050 square feet
Total -- 8,200 square feet

8,200 / 4 = 2,050 sq. ft.

2,050 is the average sq. ft. of your comps

Step 2: Find the average price of comps

Home 1 -- $310,000
Home 2 -- $410,000
Home 3 -- $299,000
Home 4 -- $325,000
Total -- $1,344,000

$1,344,000 / 4 = $336,000

$336,000 is the average price of your comps

Step 3: Divide the average price by the average sq. ft.:
$336,000 / 2,050 = $164/per sq. ft.

$164 is the average price per sq. ft. of your comps

Step 4: Set the price of your home:

Take $164 and multiply it by your square footage to get a price. For example, if you have a 1,975-square-foot home, multiply it by $164 (e.g., 1,975 sq. ft. x $164 = $323,900).

Bingo! Your home’s price: $323,900!

Get a Comparative Market Analysis (CMA)

If you’ve used the three strategies above, but still need reassurance, go to a real estate agent -- or, two or three -- and ask them for a CMA. Whether you use the agent to sell your house or not, they will be more than willing to provide a CMA in hopes of getting your listing. It shouldn’t cost you any money to get one.

Get an Appraisal

If you really need extra assurance, hire a professional appraiser. An appraiser will cost approximately $250?-400, depending on your home size and uniqueness of the property. They will come to your home and itemize the number of rooms and amenities (e.g., swimming pool, fireplace, etc.) and will pull comps from other nearby homes that sold recently. Once they have completed their review of your home, the comps, and the market, they will furnish you with an appraisal. This will be an estimation of your property’s fair market value.

Next article: Pricing Your House for Sale

Previous article: Real Estate Pricing Checklist

Home Inspection Tips to prepare your Home

Mon, 01 Dec 2008 21:50:00 GMT

1) Make sure all interior and exterior light fixtures work. If an outdoor fixture bulb is out, the inspector has to note that the fixture does not operate correctly.

2) Provide access to the furnace, water heater and electrical panel. Also, the inspector must be able to remove the electrical panel cover. If the panel is locked, remove it.

3) Install a new furnace filter and vacuum the register. It will be looked at during the inspection and be considered as a part of the overall condition of the furnace or heat pump.

4) Ensure that windows operate smoothly. If some are stuck or painted shut, the impression will be that many windows cannot open. Also, remove window security screws or provide keys for window security locks.

5) Replace all damaged window screens, and make sure all operating windows have screens.

6) Tighten all door knobs and tighten or repair all handrails. Also check to be sure that all interior doors will latch to the strike plate.

7) Clear the way to the attic access panel or pull down, especially in a closet. The inspector will enter every attic.8.If you use your attic for storage, remove any items that will inhibit the inspector.

8) Be sure that there is a minimum of one smoke detector per floor.

9) Provide keys or unlock sheds and outbuildings.

10) Verify all utilities will be on at the time of inspection, and that gas pilots (including fireplaces) are lit.

11) Remove or restrain pets on site.

12) Empty the washer and dryer so they can be tested. The dishwasher can be run whether it is full or empty.

Selling a home can be a long and stressful process. When you get to the point of the inspection, you’re nearing the finish line! Hopefully, the pointers mentioned above will help you cross it with ease!

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Holiday updates to increase your home's value

Mon, 01 Dec 2008 20:53:00 GMT

While remodeling might not sound like the thing to do around the holidays, there are minor things you can do in two areas of your house that will see the most return in value if you decide to sell your home in the future.

Kitchen:

Cabinets - Replacing cabinets is a huge undertaking, but replacing the hardware isn't. Brushed nickel is a new trend since it gives off a shine while hiding nicks and scratches. Count the knobs, pulls and hinges you'll need before you head off to the store.
Paint - Look at your ceiling. Typically the most neglected, it can be the one spot with the most power to brighten up a room. Or, if your kitchen is mostly neutral, choose a single wall to spice up with a bold new color.
Lighting - While you're staring at your ceiling, consider some new lighting fixtures that might be more modern or welcoming. Most are easy to install and won't break your budget.

Bathroom:

Paint - Most bathrooms are a breeze to paint and can be done in a couple hours. Pick up a contrasting rug and towels for a finished look.
Faucet - A shiny new faucet could really give your sink a sharp look.
Mirrors - Since bathrooms are small, adding a mirror or two can add depth and light to a small space.

So, before you bring out the decorations, do a sweep of what can be updated and will still have value for your home in the New Year. These simple, affordable projects could be done in a weekend – just in time to welcome your holiday guests.

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Hiring an Appraiser as a Consultant

Mon, 01 Dec 2008 20:42:00 GMT

Appraisals are done on properties for owners or investors that will never realize the full profit of selling their property. These situations occur either through over-improvement, under-improvement, or buying/selling at the wrong time; all which could be avoided if they had only hired a professional appraiser. Appraisers can provide invaluable market advice for your next investment.

In the first case, homeowners and investors upgrade or renovate their homes beyond what is found within their market area. This results in diminishing returns on investment for those upgrades. In short, the home is "too nice" for the surrounding area and will not sell high enough to justify the costly upgrades. In this situation an appraiser could be hired to provide you with information on what amenities and upgrades recently sold homes contained.

On the opposite end, sometimes the homes are not updated enough to bring in top dollar resulting in lost profit. Inexpensive upgrades such as crown molding, new paint, new fixtures, electrical plates and interior doors can result in huge returns on investment for sellers. As above, an appraiser can always assist you with selecting what upgrades you should and shouldn't perform.

Often times the market is not quite "ripe" for purchase or sale of a home. Appraisers can utilize their extensive database of comparables and sales data to help you speculate future market trends. Appraisers are also up-to-date on most real estate related "noise"; such as a certain builder acquiring lots near your home with plans to build expensive townhomes.

Appraisers are much more than just the guys that tell the banks what your home is worth. If you're truly interested in real estate investing then hiring an appraiser to act as a consultant is always a smart move.

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When to Call a Listing Agent

Mon, 01 Dec 2008 04:13:00 GMT

If you’ve ever bought or sold a home, you know that being a successful real estate agent is a full-time job — and then some. In fact, between the preliminary research, evening and weekend showings, and post-sale paperwork, some agents are essentially on call 24/7.

You should buy real estate for less and sell it for more.

Most real estate agents would probably suggest you call as soon as you’ve decided to sell your home. That way they can offer advice about pricing, home improvements, and other pertinent matters. And, for some home sellers, that may be the best way to go.

DIY to a Point

However, it is possible to make some decisions before you dial — especially if you’re thinking of doing some of the work yourself. Depending on your skills and sense of adventure, here are some of the tasks you might consider doing in advance of contacting an agent:

Preparation: Are you handy or do you know someone who is? Cleaning, de-cluttering, and simple touch-ups can add new shine to even the oldest homes. (Your agent won't really help with this — it's your elbow grease!)
Valuation: Check out your Zestimate and compare it to the listing prices of other homes for sale in your neighborhood.
Exploration: Real estate types call it "pre-marketing," and it refers to gauging the interest in your home before you list it. Mention you’re selling at parties or the local grocery store. You never know who might be looking. If you find a buyer this way, you might save money in agent commissions.
Presentation: Are you willing to show the house yourself or would you rather someone else handled it?
Negotiation: If you’re comfortable dealing with offers, counter-offers, etc., you may only need assistance once you’ve accepted an offer.

Then there’s probably the most important question of all: How much time are you willing (and able) to spend on the above? Some sellers have both the time and the inclination to do a lot of the work themselves; some have one but not the other; and others would rather pay somebody else to do it all.

There are no right or wrong answers, of course, and the idea isn’t necessarily to bypass real estate agents. Rather, it’s to determine the point at which you’d be better off having one.

Depending on how you respond, you may want to call an agent from the get-go, somewhere down the line, or not at all.

Next article: How to Negotiate With a Listing Agent

Previous article: Questions to Ask When Interviewing a Listing Agent

What a Seller's Agent Does

Mon, 01 Dec 2008 02:55:00 GMT

Fact: About 7 million homes sell in the U.S. every year. That’s a lot of For Sale signs, which makes marketing your house all the more important.

People see me running around, putting up signs and showing houses, and they think that that’s all real estate agents do. It’s way more than that.
– Michele T., real estate agent

Remember back when you bought your home? After weeks or months of looking, you came across a house you liked, made an offer, and soon found yourself signing the biggest stack of papers you’d ever seen in your life. Afterwards, you took your new keys, unlocked the door, and, with a big sigh of relief, said to yourself, “Welcome home!”

And now, it’s time to sell. Maybe you’ve built up some equity and want to step up to someplace bigger. Or maybe you’d rather find someplace smaller, reduce your mortgage and maintenance costs, and put that money to other uses. In the end, the reason doesn’t really matter — why you’re selling is as individual as you are — but how you sell your home can have a huge effect on the outcome.

It can be a bit intimidating, especially since there seem to be more options all the time. Full-service agents and FSBO (For Sale by Owner) programs. Discount brokers and flat-fee services. The fact is, four out of five home sellers will use a real estate agent at some point during the process, so it makes sense to understand exactly what real estate agents do.

One Agent, Many Hats

At the simplest level, a real estate agent represents buyers and sellers in the purchase and sale of "real property" (e.g., a house). When you were looking to buy, the agent you worked with probably spent most of his or her time showing you houses, which is probably why so many people think that’s primarily what agents do.

When you’re selling, though, showing your house is actually a very small part of an agent’s job. Assuming you’re working with a full-service agent and that they’re doing a good job, they’ll also be doing most or all of the following:

Help you price your house: A good real estate agent will understand the local market in general and conduct a Comparative Market Analysis or CMA to help set a specific price. The trick is to get the highest price you can without scaring off potential buyers.
Provide advice on how to present the house: From curb appeal to emptied closets, agents know how to highlight the amenities buyers want.
Market the house to buyers: For Sale signs, Internet advertising, direct-mail fliers, newspaper ads, and showings — they’re all tools to get buyers to take a closer look.
Market the house to other real estate agents: Truth be told, an agent’s most important target market is not home buyers, but rather other agents. And their most powerful weapon is the MLS or Multiple Listing Service, which, by the way, got its name from “listing” agents.
Represent you during negotiations: Once an offer is made, your agent becomes part messenger, part manager, handling counter offers and contingency issues and following the paper trail from initial offer to final closing.

Needless to say, it can be a huge job. (Time-consuming, too, which, come to think of it, may be why you see those agents running around every weekend.) So, when it’s done well, it deserves decent compensation. The trick is determining what’s decent for you.

Commissions, Discounts, and a la Carte Services

Traditionally, the real estate industry has operated under a fairly standardized model: A seller would sign a contract with a real estate agent who would agree to market the seller’s home (via the above methods) in exchange for a percentage of the selling price when the deal closed. That commission — typically 5–7 percent — was split (typically 50/50) between the seller’s agent (the listing agent) and the agent who delivered the buyer.

Consider an example: Let’s say you sold your house for $250,000 with the help of an agent who charged a 6-percent commission. Of the proceeds, you’d owe the agent $15,000, who, in turn, would owe the buyer’s agent $7,500. And remember, the listing agent is responsible for their expenses (e.g., advertising, etc.).

Now, let’s say you were fortunate to sell in a sizzling-hot market and the sale price hit $500,000. The agents’ commission? A total of $30,000, or $15,000 each. That’s twice the payday, even though it’s highly unlikely anybody worked twice as hard.

Welcome to the new world of real estate, where that question has helped spawn an explosion of alternative approaches to the marketing and selling of homes. Each has its pros and cons; all have their proponents and detractors; and at least one will probably fit your style:

Traditional service: The standard-bearer of full-service realty, this refers to the one-agent-many-hats scenario described above. A real estate agent handles all aspects of the marketing and selling of your home in exchange for the standard 6–7 percent commission. (Even though it may not feel that way, this commission percentage is negotiable. Discuss it with your agent.)
Discount commission: Similar to the traditional model, discount brokers offer comprehensive services, but for a lower commission (generally 3.5–5 percent). Proponents of discount realty say higher home prices (and other factors such as efficiencies created by the Internet) allow them to make good money on a lower commission; detractors suggest you get what you pay for.
Flat-fee service: As the name implies, these providers offer their services for one flat fee. That can mean anything from an MLS listing for a few hundred dollars to a comprehensive, full-service program for tens of thousands of dollars. The point is that the commission expense is a fixed amount regardless of the sale price.
A la carte service: Like flat-fee service, this system charges set fees, with the option of choosing from a menu of services and providers. From yard signs to MLS listings, open houses to closing assistance, home sellers pay for the services they choose to use.
FSBO assistance: Once upon a time, FSBO (pronounced "fizz-bo") had a pretty strict definition: For Sale by Owner. The home seller did all the work (advertising, negotiating with buyers, managing the paper trail, etc.) and kept all the money. These days, however, all sorts of companies offer fee-based programs for FSBO sellers, which actually puts them in the a la carte category.

If it sounds a bit confusing, just remember: Choice is a good thing, and more choices are even better. When you start talking to real estate agents, you’ll quickly discover that there are variations within each category and even multiple choices within individual companies. Explore the options, ask questions, and don’t be fooled by either empty boasts or insinuations about the other guys. Armed with the appropriate information, you’ll be well set to make the right choice.

Making Sense of the MLS

Typically owned and operated by a local association of brokerages, the Multiple Listing Service (MLS) is a database that allows real estate agents to share information about property for sale. As originally configured, it was closed to the public with home buyers only seeing those listings their agents showed them.

Thanks to the Internet, though, that’s no longer the case, with large swaths of the MLS available to anyone with n Internet connection. That’s good news for sellers, who get great exposure whether their home is listed as part of a full-service, commission-based contract with an agent or via a flat-fee, MLS-listing-only arrangement.

Still, full disclosure, it’s not. For example, only licensed agents can see how commissions are split, which, it turns out, can have a major impact on your home’s marketability. Think about it: If your agent offers a split that buyers’ agents think is inequitable, they may not be so eager to show their clients your home. It’s something to consider when you’re ready to negotiate a sales contract.

Virtual Tours

Mon, 01 Dec 2008 02:47:00 GMT

Why Virtual Tours are Relevant

According to Realty Times, 93% of home-buyers are turning to the Internet to look at homes.

The National Association of Realtors (NAR) reported that eighty four percent (84%) of home buyers say photos and detailed property descriptions are the most important features when searching online for homes - followed closely by virtual tours. NAR also reports that seventy-two percent (72%) of homebuyers actually drove by or looked at homes they toured online.

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Universally Helpful Tips for Selling Homes

Mon, 01 Dec 2008 02:34:00 GMT

It seems like only yesterday when homes were selling without the need for incentives, heavy marketing and extremely competitive pricing. However, the sobering reality of modern day real estate presents greater challenges for selling homes. Sellers must be patient, vigilant and compromising to successfully sell homes in a struggling real estate market. Being creative is important to stand out amongst the glut of properties currently on the market. Below are some basics to get started on a path to selling success.

Capture prospects on the web. The Multiple Listing Service (MLS) is the greatest method of getting your property out to serious buyers. But, the amount of information is limited and you should seek other popular venues to post as much information as possible on your property. Blogs, social networks and other listing services are great ways to get your property exposure. Most of these venues are free and can dramatically increase the attention your property receives.

Use style and convenience to sell a property quicker. You can have all the exposure in the world, but if your property isn't enticing it will gather dust and eventually lose the spotlight the longer it's on the market. Staging your home or condo has become standard in showing and advertising. That extra time spent putting in additional furniture, pictures and drapes will save you time later when the property is sold instead of languishing.

Find the right agent for success. The internet's massive database of real estate agents is overwhelming. So how can you find the right one? There are many criteria you should look at such as: experience, recorded sales and areas of expertise. If that still leaves you with a litany of options look at the distance between big sales and see how quickly the agent could sell your home.

Price your home to sell. Pricing is different in different markets. We are in what most would call a buyers market which means to stand out among the vast amounts of listings you should competitively price your home.

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Zillow Advice RSS: Guide,Home Selling,

Photo Uploading Tips

Uploading photos of homes on Zillow is easy. Also, it's the #1 request buyers make when searching for homes for sale.

What our photo upload feature supports

Preferred sizes and formats by feature

Tips on how to make your photos smaller

For Mac users, we suggest you review this Easy resizing tutorial.

How to Pre-Market a Home

The Neighbor Factor

Some Other Avenues

Pre-Marketing Checklist

Related Links

Your Home Appraisal Whats the Big Deal?

How To Stage A Home For Sale

How To Stage A Home

How to Sell Your Home in a Slowing Market

How to Negotiate with a Listing Agent

Coming to Terms

The Downside of Discounts

Tiered Pricing

Don’t Count on a Discount

Related Links

How to Hire an Accredited Stager

How Hiccups Affect Sales

How Condo Hotels Are Sold

Homebuyers to Avoid at All Costs

Home Sellers' Fearbusters

Related Links

Home Pricing Strategies

Review Comparables

Look at Unsold Homes

Use Square Foot Pricing

Example:

Get a Comparative Market Analysis (CMA)

Get an Appraisal

Related Links

Home Inspection Tips to prepare your Home

Holiday updates to increase your home's value

Hiring an Appraiser as a Consultant

When to Call a Listing Agent

DIY to a Point

Related Links

What a Seller's Agent Does

One Agent, Many Hats

Commissions, Discounts, and a la Carte Services

Making Sense of the MLS

Related Links

Virtual Tours

Why Virtual Tours are Relevant

Universally Helpful Tips for Selling Homes